Getting a Mortgage as a Freelancer in the Netherlands: Complete Guide 2026

The rules for freelancer mortgages have changed dramatically in recent years. Here is the latest situation.

The Dutch housing market has historically presented challenges for self-employed professionals (ZZP'ers). Unlike employees with fixed salaries, freelancers face more scrutiny due to variable income streams. However, the landscape has shifted considerably. This guide provides everything you need to know about getting a mortgage as a freelancer in 2026.

Current Requirements for ZZP Mortgages

Basic Eligibility Criteria

According to the Dutch Chamber of Commerce (KVK), lenders evaluate ZZP mortgage applications based on several factors:

• Duration of self-employment: Most banks now accept applications after just 1 year (previously 3 years was standard)
• Industry sector: Some sectors are viewed more favorably than others
• Fixed costs: Your ongoing business expenses
• Business risk profile: How stable and predictable your income appears
• Business development: Your profit trajectory and growth pattern
• Future expectations: Projected viability of your business

Financial Health Indicators

Banks examine two key financial ratios:

How Banks Calculate Your Income

The Standard Three-Year Method

For established freelancers with three or more years of history, banks look at your average income over the last three calendar years. Your net income ultimately determines your mortgage capacity. The income in the last year serves as the maximum.

Example calculation:
Year 1: €30,000
Year 2: €36,000
Year 3: €21,000
Average: €29,000

Test income used: €21,000
(the lower of average or most recent year)

Weighted Average Method (Favors Growth)

Many banks use a weighted calculation that benefits those with growing incomes:

Year 1 profit: €25,000 (weight: 1x = €25,000)
Year 2 profit: €35,000 (weight: 2x = €70,000)
Year 3 profit: €50,000 (weight: 3x = €150,000)
Total: €245,000 ÷ 6 = €40,833 test income

Compare: Simple average = €36,666
Weighted method = €40,833 (+11%!)

Maximum Mortgage Calculation

As a general rule, you can borrow approximately 4 to 4.5 times your annual test income:

The National Mortgage Guarantee (NHG)

The Nationale Hypotheek Garantie is a government-backed guarantee scheme that provides security to both borrowers and lenders. For ZZP'ers, NHG is particularly valuable as it makes banks more willing to approve applications with less stringent requirements.

NHG Limits for 2026

The NHG premium (borgtochtprovisie) is 0.4% of the loan amount in 2026.

Benefits of NHG for ZZP'ers

• Easier approval: Banks are more flexible with NHG-backed mortgages
• Lower interest rates: Typically 0.1-0.2% lower than non-NHG mortgages
• Safety net: Protection if you can't pay due to unemployment, divorce, or partner's death
• Earlier access: Available after just 12 months of self-employment
• Combined income recognition: Can combine freelance income with previous salaried years. If you have a partner, explore how fiscal partnership affects your combined borrowing capacity

The Income Declaration for Entrepreneurs

For NHG mortgages, you must obtain an Inkomensverklaring Ondernemer from one of four NHG-approved calculation experts:

1. Zakelijk Inkomen (Nieuwegein)
2. Overviewz (Barneveld)
3. Pentrax advies (Nijmegen)
4. Raadhuys Tax Legal Accounting (Den Haag)

Once you have the income declaration, keep the validity period in mind.

Required Documents

In addition, you need your business financial records.

Starting freelancers with less than three years of history need slightly different documentation.

Regardless of your experience level, the following general business documents are also required.

Finally, once you've found a property, you'll need these documents for the mortgage application.

Which Banks Accept Applications After 1 Year?

The majority of Dutch mortgage providers now accept applications from freelancers with just 1 year of business history:

One bank stands out for new freelancers in particular.

10 Tips to Improve Your Approval Chances

1. Keep Impeccable Financial Administration

Your bookkeeping is your story. Organized, professional financial records signal reliability to lenders. Having documents ready early makes the process smoother and comes across as professional.

2. Separate Business and Personal Finances

Maintain clear separation between business and personal accounts. This makes it easier for banks to assess your business income and demonstrates financial discipline.

3. Invest in a Quality Prognosis

A well-prepared financial forecast by a registered accountant can make or break your application, especially if you have less than three years of history.

4. Build Consistent or Growing Income

If possible, time your application when your income trend is positive. The weighted average calculation means recent strong years have more impact than older results.

5. Save a Larger Down Payment

Bringing more own capital reduces the bank's risk. While you can legally borrow up to 100% of property value, the "kosten koper" (buyer's costs, approximately 6% of purchase price) must come from your own funds. With average home prices at €473,000, that means approximately €28,000 needed upfront.

6. Reduce Existing Debts

Pay off personal loans, credit cards, and reduce your student loan obligations if possible before applying. Every debt reduces your borrowing capacity.

7. Use NHG When Possible

The NHG provides significant advantages for ZZP'ers: banks are more flexible with approval, lower interest rates, and a safety net for unforeseen circumstances. Also ensure you have the right insurance coverage to protect your mortgage payments.

8. Work with a Specialist Advisor

A mortgage advisor experienced with ZZP cases can navigate the varying requirements of different lenders and find the best match for your situation.

9. Request Your Income Declaration Early

The income declaration takes about 5 working days to prepare and is valid for 6 months. Request it before you start house hunting to know exactly what you can afford.

10. Prepare for Questions

Be ready to explain:

• What your business does
• How it's performing
• Your future plans and growth expectations
• Why your business model is sustainable

Recent Developments 2026

NHG Limit Increase

• Standard: €470,000 (up from €450,000 in 2025)
• With energy-saving measures: €498,200

First-Time Buyer Exemption (Startersvrijstelling)

• No transfer tax for buyers aged 18-35
• Property value up to €555,000 (up from €525,000)
• Only applies if not previously used

Single Borrower Bonus

Singles may borrow an additional €17,000 above their income-based maximum. This provision is now permanent.

Energy Label Adjustments

Conclusion: It's More Accessible Than Ever

Getting a mortgage as a ZZP'er in the Netherlands is not only possible but has become increasingly accessible. The key takeaways for new freelancers are:

1. Don't wait three years: Most banks now accept applications after just 12 months. Some will even consult after 6 months.
2. NHG is your friend: For properties up to €470,000, this should be your default choice.
3. Preparation is essential: Good financial administration and having documents ready will streamline your application. Use our tax calculator to determine your net income, and our invoice generator for professional income documentation.
4. Previous employment counts: Banks can combine your employment history with freelance years.
5. Work with specialists: An experienced mortgage advisor can find the best solution for your situation.

The bottom line is clear: the market is on your side.

Sources and Further Reading

• KVK - Getting a Mortgage as a ZZP'er
• Vereniging Eigen Huis - Mortgage and ZZP'er
• NHG - Mortgage for Entrepreneurs
• NHG - Income Declaration for Entrepreneurs
• ZZP Nederland - Mortgage Changes 2026
• Consumentenbond - Mortgage for ZZP'er: What You Need to Know
• De Zaak - How to Get a Mortgage as ZZP'er
• Tax Savings 2026: How Much Should You Save?