Mortgage for self-employed expats

Getting a mortgage in the Netherlands is harder when you tick two boxes at once: you’re self-employed, and you’re an expat. Most lenders want a steady salary and a long Dutch track record. You have neither on paper. That doesn’t mean you can’t buy — it means you need the right lender and the right preparation.

Why it’s tougher for you

A Dutch bank assessing a salaried employee sees one number: gross annual income. For a freelancer or company director, there is no single number. Lenders look at your average profit over the past years, your sector, and how stable your income really is. Add an expat profile — a residence permit with an end date, income partly abroad, a short credit history in the Netherlands — and a standard lender often says no by default.

The good news: “most lenders” is not “all lenders”. Some specifically finance entrepreneurs and internationals, and they judge your situation on its merits.

What lenders actually look at

• Income. Usually the average of your last three years of profit, sometimes a forecast if your business is younger.
• Residence status. A permanent permit is simplest; a temporary one is workable if your right to stay is likely to continue.
• The 30% ruling. It ends, so lenders rarely count the tax-free part in full toward your borrowing capacity.
• Your sector and continuity. A consultant with steady clients reads differently than a brand-new venture.

How we help

We’re an independent expat mortgage advisor — not tied to one bank. We compare the lenders that accept self-employed and expat applicants, on both rate and conditions, and we prepare your file so the underwriter sees a clear, fundable picture instead of a list of question marks. We handle the Dutch paperwork and explain every step in plain English.

What to prepare

Income figures (annual accounts or profit statements), your residence permit, ID, and a sense of the home and price range you’re aiming for. With that, one conversation is usually enough to tell you what’s realistic and which lenders fit.

Frequently asked

Can I get a mortgage with only one year as a freelancer? Sometimes. Fewer lenders qualify, and they’ll look closely at your forecast and sector. We’ll tell you honestly where you stand.

Does the 30% ruling increase how much I can borrow? Rarely in full — because it ends. Lenders weigh it cautiously, and we factor in what’s left after it expires.

Do I need permanent residence? No. A temporary permit can work; the lender wants confidence that your stay will continue.

Thinking about buying as a self-employed expat? Book a free, no-obligation talk — it tells you what’s possible before you start house-hunting.