Mortgage as a self-employed professional: your options
You run your own business. You work hard, you are building something of your own and you are dreaming of a home to call yours. Then someone tells you: "Getting a mortgage as a freelancer is really complicated." That is not quite right. It works differently from a regular employment contract, but it is absolutely possible. At Libero Financieel we know exactly how banks assess your income as a self-employed professional (zzp'er) and which lenders are the right fit for entrepreneurs like you.
Want to know what is possible in your situation? Book a no-obligation consultation with us.
Why is a mortgage different for self-employed professionals?
When you are on a payroll, your income is the same every month. Banks see that as certainty. When you are self-employed (zzp'er), your income varies, which makes lenders look more carefully. Instead of a payslip, they look at your average taxable profit over the past three years. That average determines how much you can borrow.
Have you been self-employed for less than three years? There are still options. Many lenders will work with you after just one year of self-employment, especially if you previously did similar work as an employee. Some banks can even issue an income declaration after six months if the circumstances allow it.
In short: it is possible. The route is just a little longer, and it pays to have someone by your side who knows the way.
What do banks look at for a self-employed mortgage?
Banks want confidence that you can cover your monthly payments today — and in ten years' time. They assess that based on a few concrete factors:
- Taxable profit, not revenue: The bank works with your profit after deducting costs and depreciation — not with what comes in.
- Three-year average: One weaker year counts, but it does not overturn everything. The average is what matters.
- Stable or growing income: A growing business gives more confidence than declining turnover.
- Income declaration (Inkomensverklaring Ondernemer): For many applications you will need an official declaration from a certified bureau. This calculates your test income (toetsinkomen) in a standardised, comparable way.
- NHG available: Buying a home up to €470,000 (or €498,200 when including energy-saving measures)? As a self-employed professional you can also take out a mortgage with the National Mortgage Guarantee (NHG — Nationale Hypotheek Garantie), after just one year of self-employment.
Mortgage advice for self-employed professionals in 5 steps
- Initial consultation
We discuss your situation: how long you have been self-employed, what you earn on average and what you are looking for in a home. This gives you an immediate picture of where you stand. - Gathering documents
We tell you exactly what you need: annual accounts, income tax returns, an income declaration and, if required, a forecast for the current year. - Calculating your test income
Based on your figures we calculate your toetsinkomen — the income figure the bank uses to determine your maximum mortgage. - Choosing the right lender
Not every bank assesses self-employed applicants the same way. We compare lenders independently and choose the one that suits you best, including on terms and conditions. - Submitting the application
We submit the application on your behalf via our digital client portal. You keep full oversight without the paperwork.
What documents do you need?
A self-employed mortgage requires a little more preparation than a standard application. These are the documents banks typically ask for:
- Annual accounts (jaarrekening) for the past one to three years
- Income tax returns for the same years
- Income declaration (Inkomensverklaring Ondernemer) from a certified bureau
- Profit and revenue forecast for the current year (if you have fewer than three years of accounts)
- Extract from the Chamber of Commerce (KvK-uittreksel)
- Any payslip summaries from previous employment (if applicable)
We help you organise and submit everything neatly through our client portal. No chasing paperwork on your end.
What if you have been self-employed for less than three years?
This is the question we hear most often from recently started freelancers. The good news: you do not have to wait three years. More and more lenders will cooperate after just one year of self-employment — and sometimes even sooner, if you previously did comparable work as an employee.
Only one or two years of annual accounts? We draw up a forecast together with your accountant, giving the bank a clearer picture of your financial future. Still combining self-employment with a salaried job? Your employment income counts towards the calculation too.
Every situation is different. We look at what works for you and find the lender that fits best.
First-time buyer and self-employed
Are you both new to the housing market and self-employed? That combines two challenges — but options still exist. Think of a mortgage with NHG (Nationale Hypotheek Garantie), a starter loan (starterslening) from your municipality, or a family contribution through a family mortgage (familiehypotheek). We know the options and will walk through them with you calmly.
Remortgaging as a self-employed professional
Already have a mortgage but wondering whether you could get better terms elsewhere? Remortgaging as a self-employed professional works largely the same way as a new application. We calculate whether the savings outweigh the costs. Want to know more? See our page on remortgaging (hypotheek oversluiten).
Why self-employed professionals choose Libero Financieel
We understand how self-employment works. Your income has its own story, and that story deserves an adviser who gets it and can explain it clearly to the bank. Here is what we do for you:
- 100% independent: We choose the lender that suits you best — not the one that pays us the most.
- Personal advice: No standard process. We get to know your situation and find the mortgage that fits.
- Available across the Netherlands: Online consultation by video call, or in person at our office in Enschede.
- Digital client portal: All your documents in one place. Clear and hassle-free.
- Looking ahead: We think beyond today — about what happens when your business grows, your income increases or your life changes.
Frequently asked questions about mortgages for self-employed professionals
Can I get a mortgage as a self-employed professional (zzp'er)?
Yes, you can. As a self-employed professional you can borrow comparable amounts to someone in employment at most lenders. The assessment simply works differently: banks look at your taxable profit over recent years rather than a payslip. Good preparation and the right adviser make all the difference.
How long do I need to have been self-employed to get a mortgage?
Most lenders require at least one year of self-employment. Some set the bar at two or three years. Been self-employed for less than a year? It is difficult to get a mortgage based on your business income at that stage. Worked as an employee in the same field before going freelance? Those years can sometimes be taken into account.
How does the bank calculate my income as a self-employed professional?
Banks look at your average taxable profit (fiscale winst) over the past three years — that is your profit after costs, depreciation and provisions. One weaker year counts in the average, but it does not derail everything. A certified bureau will usually draw up an official income declaration (Inkomensverklaring Ondernemer) for your mortgage application.
Can I get a mortgage with NHG as a self-employed professional?
Yes. In 2026 you can take out a mortgage with the National Mortgage Guarantee (NHG — Nationale Hypotheek Garantie) for properties up to €470,000 (or €498,200 when including energy-saving measures). As a self-employed professional you need at least twelve months of self-employment and an income declaration from an NHG-approved bureau.
What documents do I need for a self-employed mortgage?
You will typically need annual accounts for the past one to three years, income tax returns for the same period, an income declaration (Inkomensverklaring Ondernemer), a profit and revenue forecast for the current year, and a Chamber of Commerce extract (KvK-uittreksel). Previously employed? Payslip summaries from that period may also count. We will tell you exactly what your situation requires.
How much does mortgage advice cost for self-employed professionals at Libero Financieel?
The fee depends on your situation and the advice process. View our rates or ask during a no-obligation introductory call. The first conversation is always free and commits you to nothing.
Ready to find out what is possible for you?
Financial peace of mind starts with clarity. In one conversation we tell you exactly where you stand and what is achievable. No obligations.