Business and finance
Mortgages for the self-employed, business owners and DGAs
If you are self-employed (ZZP), a director-major shareholder (DGA) or a business owner with a variable income, I help you get a mortgage from a lender that assesses your income properly. Banks treat profit, dividends and a short track record very differently. I know those differences from more than 20 years of mortgage advice, I work independently and I am an entrepreneur and property investor myself.
Who it's for
Self-employed professionals and sole traders
Your income is your business profit. I show you which qualifying income (toetsinkomen) different lenders derive from it.
DGAs with one or more BVs
Your income consists of salary and dividends from your private limited company (BV), sometimes via a holding company. I map out what counts and how you can substantiate it.
New business owners
You have been in business for less than three years. Some lenders will already work with one full financial year and a forecast.
Business owners with variable income
Your profit fluctuates from year to year. I look for a lender that considers the trend and the stability of your turnover, not just your worst year.
Business plus rental income
Besides your business, you own rental property. I look at how both sources of income can count in the application.
What I arrange for you
Calculating your qualifying income
I work out which income different lenders use: the three-year average, a weighted average or the most recent year. That difference determines how much you can borrow.
Choosing the right lender
Not every bank treats business owners the same way. I submit your application to the lender that suits your situation, so you avoid an unnecessary rejection.
Building a strong file
I collect annual accounts, income tax returns, VAT returns and a forecast, and make sure your explanation matches the figures. That reduces the chance of extra questions and delays.
Working with your bookkeeper
Where needed, I consult your bookkeeper or accountant about the forecast and about an income statement for business owners (Inkomensverklaring Ondernemer).
Looking ahead
I also take your plans into account, such as growth, an investment in the business or a second property. The mortgage needs to leave room for that.
What to watch out for
- Three-year average
- Most banks take the average of your profit over the last three financial years. If your income fell in the most recent year, that lower final year often counts. With demonstrable growth, some lenders give more weight to the most recent year.
- DGA: salary plus dividends paid out
- For a DGA, the salary counts plus the average dividend paid out over three years. Profit that stays in the BV does not always count.
- Income statement for NHG
- For a mortgage with the National Mortgage Guarantee (NHG), an independent income assessor determines your income with an income statement for business owners. This is possible once you have been in business for more than 12 months. In 2026 the loan with NHG may be no more than € 470,000 and you pay a one-off guarantee fee of 0.4%.
- In business for less than three years
- More and more lenders provide a mortgage after one year in business, usually with a forecast from your bookkeeper. If you were employed in the same sector shortly before, that income can sometimes count too.
- Get your figures ready in time
- Make sure your figures are ready at least three months before you start house-hunting, and keep business and personal finances strictly separate. Banks check the BKR register (the Dutch credit register), so declare student debt and existing loans as well.
How it works
- 1
Introduction
In a free 30-minute call we discuss your business, your income and your housing plans.
- 2
Analysis of your figures
I review your annual figures, tax returns and forecast and calculate your qualifying income at different lenders.
- 3
Advice
You receive a comparison of suitable lenders, with interest rates, terms and the way each of them assesses your income.
- 4
Application
I submit a complete file with a clear substantiation of your income.
- 5
From offer to notary
I guide you through the mortgage offer, the valuation and the conditions until the deed is signed at the notary.
Frequently asked questions
Can I get a mortgage if I am self-employed (ZZP)?
Yes. As a self-employed professional you get a mortgage based on your business profit. Most lenders take the average of the last three financial years, but some use a weighted average or the most recent year if your profit is growing. With profits of € 60,000, € 80,000 and € 100,000, your qualifying income can therefore be € 80,000, € 90,000 or € 100,000.
Can I get a mortgage without three years of accounts?
Yes, in some cases. Some lenders accept the accounts of one full financial year, usually supplemented by a forecast from your bookkeeper or accountant. If you were employed in the same sector just before, that income can count. A mortgage without any completed financial year is difficult. New business owners also often need to put in more of their own money.
How is a DGA's income calculated?
For a director-major shareholder (DGA), the lender counts the salary from the BV plus the average dividend paid out over the last three years. Profit that stays in the BV does not always count. If you have a holding company or several BVs, an income statement for business owners helps to substantiate your income. Which method works out best for you varies by lender.
What is an income statement for business owners?
An income statement for business owners (Inkomensverklaring Ondernemer) is a calculation of your qualifying income by an independent income assessor. Many lenders ask for one, and for a mortgage with NHG this is how your income is determined. It is valid for six months and there is a fee. I will tell you in advance whether you need one and when it is best to have it drawn up.
Which documents do I need as a business owner?
The lender usually asks for your annual accounts and income tax returns for the past three years, recent VAT returns, an up-to-date forecast from your bookkeeper, an extract from the Chamber of Commerce (KvK), an overview of existing loans, recent business and personal bank statements and proof of identity. Start collecting at least three months before you begin house-hunting, so you can act quickly when you find a home.
What does mortgage advice cost for a business owner?
According to my comparison card (vergelijkingskaart), a self-employed person pays an average of € 3,750 for advice and arranging the mortgage if they have not bought a home before, and € 4,000 if they have. The more complex the financial situation, the higher the price usually is. We agree the exact fee in writing in advance.
Further reading (in Dutch)
Business and finance
Hypotheek als ondernemer: zo beoordeelt de bank zzp'ers en dga's
Hypotheek als zzp'er of dga? Zo berekent de bank uw toetsinkomen, wat startende ondernemers kunnen, welke documenten u nodig heeft en wat het kost.
6 min read, in Dutch
Business and finance
Bedrijfspand financieren: hoeveel kunt u lenen en wat kost het?
Bedrijfspand financieren? Tot 90% van de waarde, 10,4% overdrachtsbelasting en een rekenvoorbeeld huren of kopen. Plus zakelijke leningen en werkkapitaal.
7 min read, in Dutch
Would you like to know how banks will assess your income?
Book a free introductory call. If you have your latest annual figures to hand, I can give you a first estimate of your options during the call.