Getting a mortgage as a freelancer.
The standard line is 'lenders want three years of accounts'. That's broadly true — but it's not the whole story, and there are real options if you have less.
Why lenders hesitate — and what overcomes it.
Lenders don't dislike freelancers. They dislike unpredictable income. The three-year requirement exists because three years of data gives them a pattern to underwrite against. With less history, they're betting on a shorter story.
What changes the conversation is demonstrating predictability — stable or rising invoices, long-term client relationships, contracts that extend beyond the mortgage application, and a clean BKR record. The lender isn't looking for the highest number; they're looking for a number they can trust.
I work with the lenders who understand ZZP income — including two specialist lenders who will look at fewer years if the file is right. We build the application around your strongest evidence.
The options, honestly ranked.
What the bank actually looks at.
Average profit, not turnover
Lenders look at your net profit after deductions — not your invoiced revenue. High turnover with thin margins borrows less than modest turnover with healthy profit.
Directors of a BV (company)
If you pay yourself a salary from a BV, lenders use the salary figure — not the retained profits in the company. Dividend income is sometimes counted, sometimes not.
What 'stable' means to a lender
Year-on-year predictability matters more than the absolute number. A flat income of €60k per year borrows better than volatile income averaging €80k.
The intentieverklaring alternative
Some ZZP'ers with large clients can get a letter of intent from a client confirming ongoing work. A handful of lenders treat this similarly to an employment contract.