Understanding the Impact of Your Job Contract on Mortgage Options in the Netherlands
When buying a home in the Netherlands, your job contract plays an important role in determining how much you can borrow — but it’s no longer the deal-breaker many expats think it is.
While a permanent contract still offers the most certainty, Dutch lenders have become far more flexible in recent years. Fixed-term contracts, letters of intent, and even freelance income can now qualify for a mortgage, provided the overall financial picture is strong.
In this guide, we explain how different job contracts affect your mortgage options — and what expats need to know before applying.
Is a Permanent Contract Required to Get a Mortgage?
Short answer: no.
Although permanent employment used to be the standard requirement, lenders now recognise that modern careers don’t always follow a traditional path. In many cases, you can qualify for a mortgage if you can demonstrate income stability.
Common alternatives include:
A 3-year employment history
A letter of intent from your employer confirming continued employment
A strong track record within the same industry
These alternatives allow many expats to enter the housing market sooner than expected.
Can You Get a Mortgage During a Trial Period?
This is where lenders remain cautious.
If you are still within your probation or trial period, most banks will not approve a mortgage yet. The reason is simple: employment security during this phase is not guaranteed.
That said:
You can already explore your borrowing capacity
You can prepare documents and plan ahead
Approval often becomes possible immediately after the trial period ends
Planning early can save valuable time once you’re eligible.
Permanent Employment Contracts (Indefinite / Vast Contract)
A permanent employment contract offers the most certainty to lenders.
With a permanent contract, you generally benefit from:
Access to the widest range of lenders
More competitive interest rates
Higher maximum mortgage amounts
Longer fixed-interest periods
Lenders view permanent contracts as a strong indicator of long-term income stability, which increases both affordability and flexibility when choosing a home.
Temporary Employment Contracts (Fixed-Term / Tijdelijk Contract)
A temporary contract does not automatically prevent you from getting a mortgage.
Lenders will assess:
Length of your current contract
Probability of renewal
Employment history (often 3 years)
A letter of intent from your employer
If there is a strong expectation that your contract will continue, many lenders are willing to offer favourable mortgage terms — especially for expats working in high-demand sectors.
Freelancers and Self-Employed Expats
Freelancers and self-employed professionals face additional scrutiny due to fluctuating income — but mortgages are absolutely possible.
Lenders typically require:
Several years of tax returns
Annual accounts or financial statements
Proof of ongoing assignments or contracts
A healthy financial buffer
They will assess income stability, industry experience, business viability, and available reserves. With proper preparation, freelancers can secure competitive mortgage options.
Additional Factors That Affect Mortgage Eligibility
Your job contract is only one part of the equation. Lenders also consider:
Credit history
Debt-to-income ratio
Savings and down payment
Overall financial behaviour
In addition, to apply for a mortgage in the Netherlands, you must have:
A BSN (citizen service number)
Strong financial management significantly improves your chances — regardless of contract type.
Why Consulting a Mortgage Expert Matters
Mortgage rules vary by lender, especially for expats with non-standard contracts. Advisors who specialise in expat mortgages understand:
Which lenders are most flexible
How to present your employment situation correctly
How to maximise borrowing capacity
Expert guidance can mean the difference between rejection and approval.
Key Takeaways for Expats
A permanent contract is not required to get a mortgage
Temporary contracts and letters of intent are often accepted
Trial periods limit approval options
Freelancers can qualify with the right documentation
Expert advice is highly recommended
With the right preparation, many expats can buy a home sooner than expected.
Author’s Note
This article was written in collaboration with Adams Multilingual Recruitment, a leading recruitment agency with over 26 years of experience connecting multilingual professionals with international employers in the Netherlands. Their expertise spans both temporary and permanent placements across a wide range of industries.
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