If you are self-employed in the Netherlands and considering buying a home, you might wonder whether you can get a mortgage approved. The short answer: yes, you can get a mortgage.
In this article, Luc from OHAO, in collaboration with The Hague International Centre, explains how lenders assess ZZP’ers, which documents you need, how your income is calculated, and how you can improve your chances of approval in 2026.
Can a ZZP’er get a mortgage in the Netherlands?
Yes. Self-employed professionals, (ZZP’ers) can qualify for a mortgage, including one with Nationale Hypotheek Garantie (NHG), if they meet the requirements.
The main difference compared to employed expats is that lenders focus less on a fixed monthly salary and more on:
Stability (consistent earnings over time)
Continuity (ongoing business and KvK registration)
Profitability (net profit in annual reports)
Professional background (strengthens your mortgage application)
Documented income history (accountant prepares a case about your business)
Mortgage lenders and banks want to see that your income is stable over several years and your comopany is profitable.
How long do I need to be self-employed before applying?
Most lenders require:
At least 12 months of KvK registration
Preferably 2 to 3 full financial years.
If you have a shorter history it may still qualify with some banks if prior employment income or strong forecasts can support it.
However, each lender has its own rules.
If you recently switched from employment to self-employment in the same industry, this works strongly in your favour.
For example:
You worked for five years as a marketing employee.
You start your own freelance marketing business.
This shows professional continuity. Lenders consider this less risky than starting in a new field.
In some cases, previous employment income in the same sector can even be taken into account.
How is my income calculated as a ZZP’er?
Most lenders calculate your mortgage income based on Dutch mortgage income assessment principles for non-traditional income, using the average net profit over multiple years.
For example: two years of freelancing
Year 1 profit: €40,000
Year 2 profit: €50,000
Average income used for mortgage calculation:
€40,000 + €50,000 = €90,000
€90,000 ÷ 2 = €45,000
The lender may use €45,000 as your qualifying income. This is only an example. For a personalized calculation, please contact our mortgage advisors.
For example: one year self-employed
If you only have one full year:
Year 1 profit: €42,000
The lender may use that year, but often with a cautious approach. This is only an example. For a personalized calculation, please contact our mortgage advisors.
Can the current year be included?
Sometimes yes, sometimes no — it depends on the lender and their specific policy.
Some lenders are willing to include the current year based on interim figures or an accountant’s forecast.
Others only assess completed financial years.
Because criteria vary between lenders, eligibility must always be assessed on a case-by-case basis.
What if my income varies from month to month?
This is very common for freelancers.
Mortgage lenders do not assess your monthly income fluctuations. Instead, they look at your average annual income over multiple years.
This helps balance out both busy and slow months.
That is why having two or three years of financial records significantly strengthens your application.
Which documents do I need as a ZZP’er?
Self-employed applicants must provide more documentation than salaried employees.
Typically required:
Valid passport or ID
KvK registration extract
Personal income tax returns (usually last 2–3 years)
Profit & loss statements
Annual accounts
Business bank statements
In some cases, an income statement from an accountant
Sometimes: financial forecast for the current year.
Lenders want to see that:
Your business is active.
Your income is consistent.
Your company is profitable.
You work within your professional expertise.
Having clear and organised documents makes the process faster. Our mortgage advisors, together with your accountant, can guide you through the process while assisting with the documentation.
What if I buy together with my partner?
If your partner is employed, this often strengthens your mortgage application.
Both incomes are combined. The stable salaried income reduces lender risk and may increase your borrowing capacity.
If you and your partner have both a salaried income and self-employed income, lenders generally see this as a plus.
Can a ZZP’er get a mortgage with NHG in 2026?
Yes, as long as you meet the current requirements.
NHG conditions in 2026
Maximum mortgage: €470,000.
Up to €498,200 if making energy-saving upgrades.
The house must be your main residence
One-time NHG premium fee: 0.4% of the loan amount.
The mortgage must fit within responsible lending standards.
Why consider NHG?
Often lower interest rates.
Financial safety net in case of forced sale due to life events.
For more information, please contact our mortgage advisors.
How much can I borrow as a ZZP’er?
Like as employed expats:
You can finance up to 100% of the property value
Up to 106% if financing sustainable energy improvements.
Keep in mind: buyer’s costs (transfer tax, notary, valuation, advisory fees) must usually be paid from your own savings.
Which banks work with ZZP’ers?
There are few bigger banks and other Dutch lenders that accept mortgage applications from self-employed professionals, including:
ABN AMRO
ING
Rabobank
NIBC.
For the full list of mortgage lenders and their interets rates, please contact our mortgage brokers.
Do self-employed borrowers face longer approval times?
Not awlays.
Approval time depends more on preparation and complexity than on employment type.
If your documents are complete and organised, the process moves quickly. Missing or unclear information often causes delays. Preparation makes the biggest difference.
Why working with a mortgage advisor is highly recommended
As a ZZP’er, your income situation is considered non-traditional income.
Mortgage rules vary per lender, and income assessment can differ significantly.
A mortgage advisor helps you:
Understand how your income will be calculated.
Identify which lenders best fit your situation.
Prepare and structure your documentation.
Avoid unnecessary rejections.
Assess your approval chances realistically.
How OHAO can help you as a freelancer
At OHAO, we guide freelancers and help them get their mortgages approved in the Netherlands.
As a starting point, we always schedule a non-obligation call to assess your mortgage eligibility.
If you want to get the most out of the call, we ask you to prepare a few documents in advance so we can assess your maximum mortgage.
During the call, we can already indicate:
Your borrowing capacity.
An overview of suitable mortgage lenders and their interest rates.
Our full mortgage overview includes:
Your maximum mortgage.
Monthly mortgage payments over time.
Saving needed to get your mortgage approved.
Tax-deductable fees.
If you are self-employed and want to buy a home, contact our mortgage advisors to discuss your options.
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