Buying your own home as a self-employed person (zzp-er) can sometimes feel like a trail of obstacles. Banks have specific requirements for your income and documentation that differ from what salaried employees must provide. Yet in 2026, it is absolutely possible to finance your dream home as an entrepreneur. With the right preparation and knowledge of the rules of the game, you will take solid steps toward your new home.
Why a mortgage as a self-employed person has different requirements
The reason banks are looking more strictly at the self-employed is because of income. Where an employee receives a fixed salary every month, your income as an entrepreneur can fluctuate.
Risk assessment by lenders
Banks assess default risk. A zzp-er without regular clients or with fluctuating turnover is seen as a higher risk than someone with a permanent contract. That doesn't mean you won't get a mortgage, but it does mean you have to prove more about your financial stability.
The Financial Markets Authority (AFM) sets strict standards for prudent lending. Mortgage lenders must be able to prove that you can bear the monthly costs, even if your business is down for a period.
How long should you be self-employed?
Most banks apply a minimum business period. Classically, self-employed individuals had to be able to prove three full fiscal years with tax returns and financial statements. Fortunately, in 2026, you'll see more flexibility.
A number of lenders are now accepting applications from entrepreneurs who have been in business for one or two years. Moneywise.co.uk has a handy overview of banks that provide mortgages to zzp-ers with a
Years self-employed
< 1 year
1-2 years
3+ years
Typical requirement
Usually not possible
With some banks possible
Standard
Alternatives
Combination with salaried partner
Higher down payment. lower borrowing capacity
Full borrowing capacity
What documents do you need for a mortgage as a self-employed person
Red tape is more extensive for the self-employed than for employees. Make sure you have these things in order before you apply:
Tax returns and annual accounts
Your last three IB (income tax) returns are the basis for the income assessment. Banks look at the business profits you declared. They also often want to see your financial statements to get a complete picture.
- IB returns of the past three years (complete and final)
- Financial statements including balance sheet and profit and loss account
- Belastingdienst assessment as proof of final figures
Excerpt Chamber of Commerce
A recent KVK extract shows when you registered your company and what your main activity is. This document should usually not be older than three months.
Accountant statement or statement average income
Some banks accept an auditor's report in which a certified public accountant confirms your average income over the past few years. This can speed up the process, especially if your figures are a bit more complex due to multiple limited liability companies or investments, for example.
The Consumer Association Explains how to calculate your maximum mortgage as a self-employed person, including the role of these statements.
Bank statements and assignment portfolio
Recent bank statements from your business account provide insight into cash flow. With a shorter business history, a summary of your current assignments or contracts can help make future income plausible.
How do banks calculate your test income
The test income determines the maximum amount you can borrow. For a mortgage as zzp-er goes differently than for salaried employment.
Average method over three years
The most commonly used method is the three-year average of your profits from business. The bank adds the profits from year 1, year 2 and year 3, divides this by three and arrives at an average annual income.
Example:
- Year 1: € 35,000 profit
- Year 2: €42.000 profit
- Year 3: € 48,000 profit
- Average: (35,000 + 42,000 + 48,000) / 3 = €41,667
This average is then adjusted by standard tax amounts to arrive at a net test income. Note that banks do not count the full amount if they see a downward trend.
Falling or rising
If your earnings show a downward trend, many banks use last year's income instead of the average. If there is an upward trend, some lenders may weight the most recent year more heavily, which works in your favor.
Additional corrections
Depending on your tax situation, banks make corrections:
- Tax deductions that are one-time are not included
- Depreciation on business assets can sometimes be added back in
- Pension accrual is assessed (as a zzp-er you have no employer pension contribution)
At Roling Advies We understand these complex calculations through and through. We compare over 35 mortgage lenders to see which bank charges the smoothest with your specific situation.
Tips to increase your borrowing capacity
Want to be able to borrow as much as possible for your new home? These strategies will help:
Ensure a rising profit line
Plan your big investments strategically. If you know you want to buy a house in a few years, try to grow your profits year by year. Banks value stability and growth. So avoid large depreciation items right before your mortgage application, if you can.
Combine income with a partner
A two-earner mortgage works even if one of you is self-employed. The fixed income of your salaried partner is fully taken into account, and your entrepreneurial income is added on top. Thus, you increase your total borrowing capacity considerably.
Bring your own money
The more of your own money you put in, the lower the risk to the bank. With a higher down payment, you can also sometimes qualify for better interest rates. Consider:
- Savings in your private account
- Gifts from parents
- Accrued surplus value from a previous home (read more about surplus value)
Limit other debts
Personal loans, credit cards, car loans: all these obligations lower your maximum mortgage. Try to pay off as much debt as possible before you apply for a mortgage. Too high a credit card limit can also be detrimental, even if you don't use it.
National mortgage guarantee(NHG) for zzp-ers
The National Mortgage Guarantee is also accessible to the self-employed. In 2026, the NHG limit is €470,000 for an existing home (with extra room for energy-saving measures).
Advantages of NHG
With NHG you get:
- Lower mortgage rates (banks charge less risk)
- Protection in case of unforeseen circumstances such as disability
- Residual debt coverage in a foreclosure sale
For self-employed people, this is especially valuable, precisely because your income is less guaranteed than with salaried employment.
Conditions for zzp-ers
To get NHG , you must meet the underwriting standards of the Home Ownership Guarantee Fund. As a self-employed person, this means that your income is assessed according to the same three-year method. You must be able to demonstrate that you have the monthly mortgage payments can pay structurally.
The NHG fee basis is adjusted annually. Always check the current amounts when applying.
Which banks are flexible for zzp-ers
Not all mortgage lenders apply the same rules. Some banks are more lenient towards the self-employed than others.
Banks that accept one year entrepreneurship
In 2026, there are several lenders who will take you seriously after just one year of self-employment. Conditions may include:
- A higher age (e.g. 30+)
- Relevant work experience in the same industry before being self-employed
- A solid portfolio of assignments
Hanno describes what documents you need and how the length of time you have been in business affects your options.
Banks with zzp-specific products
Some lenders have developed special mortgage products for business owners. These may take into account:
- Seasonal income (for example, in construction or hospitality)
- Project work with periods of higher and lower income
- Start-ups with limited historical numbers but strong growth projections
The importance of an independent advisor
Because each bank has different standards, it pays to compare. An independent mortgage consultant knows the ins and outs of each provider and knows exactly where your profile fits best. The Mortgage Shop and other advisors can help, but with Roling Advies you go for a completely independent review of more than 35 mortgage lenders.
Common mistakes with a mortgage as a self-employed person
Avoid these pitfalls to make your application go smoothly:
Starting too late with administration
Don't wait until you have your eye on a house. Make sure your financial statements are neatly closed and your tax returns are complete. A missing document can cause weeks of delay.
Underestimate buyer costs
In addition to the purchase price come costs when buying a house Such as transfer tax, notary fees and valuation costs. Factor this into your financial planning from the beginning.
Cost
Transfer tax
Notary fees
Valuation fees
Mortgage advice
Building inspection
Average amount
2% of purchase price
€1.500 – €2.000
€400 – €800
€1.500 – €3.000
€400 – €600
Personal and business finances mixed up
Keep your personal and business accounts strictly separate. Banks want a clear picture of your business operations. If you pay private expenses from your business account, it makes the assessment complicated and potentially less favorable.
No buffer
Don't plan down to the last dollar. Keep a financial cushion for unexpected expenses or disappointing jobs. Banks appreciate this, and it also gives yourself peace of mind.
The role of mortgage advice for the self-employed
A specialized mortgage advisor makes the difference between a rejected application and an approved mortgage proposal.
Compare multiple providers
Each bank has its own calculation models and underwriting criteria. What fails with one lender may succeed with another. With access to more than 35 mortgage lenders you will find the best match for your situation.
Optimize your application
An experienced advisor knows exactly how to present your numbers to achieve the highest test income. Sometimes small adjustments in the way you report can make a substantial difference.
Document support
Collecting and preparing all the necessary paperwork is time consuming. An advisor guides you through the process and checks that everything is complete before the application is submitted. That saves you a lot of back-and-forth.
Alternatives if you don't meet the requirements
Not (yet) managing to get a mortgage? There are intermediate solutions:
Wait and build income
If you are just starting out as a self-employed person, it may be wise to wait one or two more years. During that time, you'll build a more solid income pattern and increase your borrowing capacity.
Buy with a partner or family member
Consider a joint purchase with someone who does meet the requirements. You will then both be owners and both responsible for the mortgage. Arrange this properly legally through the notary.
Temporary rent
Renting gives you the flexibility to improve your financial situation without the pressure of a mortgage. You can continue to save for a higher down payment or continue to grow your business during that time.
Bridging loan or additional security
In some cases, you can provide additional security, such as a parent's guarantee or an additional mortgage on another home. These are specific constructions that require customization.
How to prepare optimally
A successful mortgage application begins months in advance. Follow these steps:
- Chart your financial situation - Make an overview of your average earnings, debts, and assets
- Collect all documents - IB returns, annual accounts, KVK extract, bank statements
- Have your income calculated - Get an indication from an adviser to know where you stand
- Improve your credit score - Pay off debt, increase your buffer, optimize your bottom line
- Determine your housing needs and budget - Know how much you want to spend and in what region
- Compare mortgage lenders - Not every bank is equally suited to your profile
- Submit a complete application - Make sure everything is correct to avoid delays
This systematic approach significantly increases your success rate. Ikbenfrits.nl has a comprehensive guide With all the steps for self-employed people who want to apply for a mortgage.
Frequently asked questions briefly answered
Can I get a mortgage with just 1 year of self-employment?
Yes, with some banks it is. You then often have higher requirements for your down payment and must be able to show strong assignments.
Does my turnover or my profit count?
Banks look at your profit from business, not turnover. So expenses are deducted first.
What if my income fluctuates seasonally?
For seasonal work, banks look at the annual average. Some providers have specific products for construction workers or hospitality entrepreneurs, for example.
Should I build up a pension as a self-employed person for a mortgage?
It's not a hard requirement, but it can strengthen your application. It shows that you are thinking ahead financially.
Can I increase my mortgage if my income increases?
Yes, you can. You can then reapply for a mortgage increase based on your current figures.
The advantages of starting well prepared
With careful planning and the right guidance, a mortgage as a self-employed person is absolutely feasible. You increase your chances by:
- Be able to show three years of solid figures (or at least one year with flexible banks)
- Have all documents complete and up to date
- Have your administration in order
- Get professional advice from an independent mortgage advisor
The process requires more preparation than with employment, but the reward is great: your own home, customized to your life as an entrepreneur. With the right approach and support, you'll make your dream a reality.
Arranging a mortgage as a self-employed person requires more documentation and preparation, but with the right knowledge and guidance, you are sure to get your dream home. At Roling Advies We guide business owners through the entire mortgage process, from initial calculation to key transfer. We compare more than 35 mortgage providers and find the best solution for your specific situation as a zzp-er. Contact us for a free consultation about your options.