Getting a mortgage with non-traditional income in the Netherlands

Buying a home in the Netherlands is not only about finding the right property — it’s about demonstrating that your income is reliable enough for a long-term mortgage. While a standard Dutch salary is easy to assess, many buyers have more complex income situations.

This article is written by Luc, our mortgage advisor at OHAO, an expert in mortgage with non-traditional income Netherlands. In this article, we explain how Dutch mortgage lenders assess more complex income situations and which documents are required for the following types of income:

• ZZP (self-employed) income

• BV (company owner / DGA) income

• Salary paid in a foreign currency

• Income under the 30% ruling

• Working for international institutions.

Mortgage and ZZP income

If you are a freelancer or self-employed (ZZP), lenders focus primarily on earnings stability and continuity rather than short-term earnings.

Most lenders want to see at least 12 months of KvK registration before you apply for a mortgage. Some lenders may have different rules, so it’s good to check in advance. More details on qualification criteria can be found in our guide on Dutch mortgage eligibility.

Lenders want to see that:

• Your business is active and profitable

• Your income is consistent

• You are working in a field you already know.

Previous employment in the same industry is a strong advantage, as it demonstrates professional continuity rather than a career change.

Mortgage requirements

• Valid ID and BSN

• Personal income tax return (IB-aangifte)

• Profit and loss statement

• KvK (Chamber of Commerce) registration

• Business bank statements

• In some cases, an income statement or forecast prepared by an accountant

Getting help from the right professionals makes your mortgage application stronger and more realistic. An accountant can turn your business numbers into clear financial documents that lenders understand. They also help you build a solid business case.

Our mortgage advisors guide you through the process, help you gather the right documents, and know which lenders are open to shorter ZZP histories. We also know how to present your income in the best way.

BV Owners (DGA – director/shareholder)

For BV owners, lenders assess both personal income and the company's financial status. Your salary alone is not sufficient; the business behind it must also be stable.

Most lenders want to see that your company has been running for at least three years. They look for things like:

• Consistent or growing results

• Sustainable cash flow.

Mortgage requirements

• Valid ID and BSN

• Annual accounts (usually up to 3 years, if available)

• Corporate income tax returns (VPB)

• Personal income tax returns (IB)

• KvK registration

• Business forecast

• Salary slips (DGA salary)

If you have only 1–2 years of BV history, but:

• Have many years of experience in the same profession.

• Have not changed industry or role.

Then, some lenders will look at your previous work history as part of your application, as long as your career path and income make sense and show continuity. You can read more in our article on mortgage for business owners.

Good to know

• Keep your BV accounts up to date with clear, professional annual statements to expedite approvals.

• Try not to take out large shareholder loans just before you apply for a mortgage. Lenders see this as a risk.

• Work with a mortgage advisor who has experience with entrepreneurs and expats.

Salary paid in a foreign currency

Salary paid from abroad or in a foreign currency can often be used for a Dutch mortgage, but lenders treat it more cautiously than Dutch-paid euro income.

Many Dutch lenders will not count your full gross income. They usually take only 70% to 90% of it after converting to euros. This directly affects your borrowing capacity.

Lenders assess a number of factors before accepting foreign income, including contract security, tax compliance, and residence status.

The 30% ruling and mortgage

The 30% ruling is a Dutch tax benefit for some highly skilled workers who move to the Netherlands.

Some lenders will use this higher net income when they decide how much mortgage you can afford. Because the ruling is temporary, lenders often assess affordability based on your post-ruling income to guarantee long-term sustainability.

Working at EU and other international institutions

Employment with international institutions is usually seen as stable and long-term. People work at different EU institutions, for example the European Medicine Agency ( EMA), Eurojust, Europol or other intertnational instututions.

Requirements

• Employment contract

• Recent salary statements

• Explanation of your tax status

• Bank statements

• BSN

Because little or no Dutch income tax is paid on this salary, the mortgage interest rate deductions may not be available. For more information, please contact our mortgage advisors.

Want to get started?

Our expat mortgage advisors will guide you step by step. We help you understand how lenders look at non-traditional and foreign income, and find the best solution for your situation.

If you want more information or personal advice, you can always book a free call with one of our mortgage specialists at OHAO.

OHAO is an independent mortgage advisor. We work with all the major Dutch banks and over 40 mortgage lenders, so you get access to the best rates and conditions in the Netherlands.