Mortgage for self-employed expats in the Netherlands

How Dutch lenders assess self-employed expats

Unlike salaried employees, self-employed expats don’t receive a fixed monthly salary. That’s why lenders typically assess income based on your business results.

In most cases, lenders look at:

• Your annual financial statements
• Your income tax returns
• An average or weighted calculation of your profits

Some lenders focus heavily on the past, while others are more forward-looking. This is where independent advice makes a real difference.

One year vs three years of self-employment

Traditionally, Dutch banks required three years of self-employment before considering a mortgage application. Today, that rule is more flexible.

• After three years, most lenders can assess your income based on historical figures.
• After one year, some lenders already offer possibilities — often combined with:
  • previous salaried income
  • a financial forecast
  • your professional background

Not every lender accepts this. We help you identify which banks are realistic options.

NHG and self-employed expats

In some cases, self-employed expats can qualify for a mortgage with the National Mortgage Guarantee (NHG). This government-backed guarantee reduces risk for lenders and can result in lower interest rates.

To qualify:

• Your income must meet NHG standards
• The property value must fall within the NHG limit
• Additional documentation, such as an Entrepreneur’s Income Statement, is often required

Documents required for a self-employed expat mortgage

While mortgage requirements vary by lender, you will typically need:

• Valid ID and residence documents
• Recent annual financial statements
• Income tax returns and assessments
• Bank statements
• A financial forecast (if applicable)
• Property documents once you’ve found a home

Read more about the required documents here