The DAFT visa — short for Dutch-American Friendship Treaty — is a popular route for American citizens who want to live and work in the Netherlands as self-employed professionals. It offers a relatively straightforward path to a Dutch residence permit, and Amsterdam in particular has become a hub for DAFT visa holders working as freelancers, consultants and entrepreneurs.
But once you have your visa, the next challenge quickly becomes: how do you find housing? And this is where many DAFT visa holders run into unexpected difficulties — because the Amsterdam rental and buying market has specific requirements that do not always work in favour of the self-employed.
Here is what you need to know.
What Is the DAFT Visa?
The Dutch-American Friendship Treaty (DAFT) is a bilateral agreement between the Netherlands and the United States. It allows American citizens to obtain a self-employment residence permit in the Netherlands, provided they meet certain requirements — including registering a business with the Dutch Chamber of Commerce (KvK) and making a minimum investment in that business.
Unlike a standard employment visa, the DAFT visa does not require you to have a Dutch employer. You work for yourself — which gives you flexibility, but also means that landlords and mortgage lenders assess your application differently than they would for a salaried employee.
Renting in Amsterdam on a DAFT Visa
Renting as a DAFT visa holder is possible — but you need to be well prepared. Most landlords in Amsterdam apply a standard income requirement of at least 3 times the monthly rent in gross income. For employed professionals, this is straightforward to demonstrate with pay slips and an employer statement.
For DAFT visa holders, the situation is more complex. You are self-employed, which means your income needs to be demonstrated differently.
Good News: You Can Rent Before Your KvK Registration Is Complete
This is something many DAFT visa holders don’t realise: you do not need to have your KvK (Chamber of Commerce) registration in place before you can rent a home in Amsterdam. Once your DAFT visa has been approved, you can use your residence permit as proof of legal stay and start your housing search immediately.
The KvK registration can officially be completed within 6 months of your permit being approved — which means the practical order for many DAFT visa holders looks like this:
- DAFT visa approved → start housing search
- Sign rental contract using your residence permit as identification
- Register at your new address with the municipality (gemeente) to receive your BSN number
- Complete KvK registration using your Dutch address
This is actually an important distinction, because the housing market moves fast. You don’t need to wait until every administrative step is finalised before you start looking. Having your visa approval in hand is enough to get started.
One practical note: some landlords do include KvK registration in their requested document list, particularly if they are already familiar with self-employed applicants. In those cases, being able to show your visa approval and proof of pending registration is usually sufficient — especially when your rental agent can explain your situation clearly.
What Documents Do Landlords Typically Ask For?
Every landlord is different, but these are the documents most commonly requested from DAFT visa holders:
- Valid passport and DAFT residence permit (or proof of approval)
- Bank statements from the past 3 to 6 months — Dutch and/or US
- KvK registration extract (if already registered) or proof of pending application
- Business plan or income overview showing your expected earnings
- Previous employment or income documentation from the US
- Annual accounts or tax return if you have been operating for over a year
Not all landlords will ask for everything on this list. The key is to be well prepared and to work with an agent who can present your profile clearly and match you to landlords who are experienced with international and self-employed applicants.
| ⚠ Important to know One important note: because you are self-employed, landlords cannot verify your income stability through a standard employer statement. A strong, consistent bank history and a clear picture of your business income will significantly improve your chances. |
Income Requirements: What Counts as a DAFT Visa Holder?
As a self-employed professional, your gross income is calculated differently than for employed individuals. In most cases, landlords and lenders look at your net profit (nettowinst) or your average income over the past one to three years — not just your current monthly revenue.
If you are just starting out in the Netherlands on a DAFT visa, demonstrating sufficient income for the standard 3x requirement can be challenging. In that case, options include:
- Offering a higher deposit (borg) to give the landlord extra security
- Providing a guarantor (iemand die borg staat) — a person who agrees to cover the rent if you cannot
- Looking at properties with a lower rent relative to your demonstrable income
- Working with a rental agent who has relationships with landlords open to this profile
Buying a Home in Amsterdam on a DAFT Visa
Buying property as a DAFT visa holder is also possible — but the mortgage process requires extra preparation. Dutch mortgage lenders assess self-employed applicants based on their average income over the past three years, as established through their annual accounts (jaarrekeningen).
This means that if you have recently started your business or have been in the Netherlands for less than three years, your borrowing capacity may be more limited — even if your current income is strong. Some lenders are more experienced with self-employed and international applicants than others, and working with the right mortgage advisor makes a significant difference.
Key things to know when buying on a DAFT visa:
- You do not need to be a Dutch citizen or permanent resident to buy property in the Netherlands
- Your DAFT visa provides a legal right of residency, which is accepted by most lenders
- Income is assessed as an average over 3 years — recent entrepreneurs may face a lower maximum mortgage
- A mortgage advisor who specialises in expats and self-employed buyers is essential
- Transfer tax (overdrachtsbelasting) and notary fees apply to all buyers — budget for these upfront
| ✓ Hendriks Housing Advice Our advice: connect with a mortgage advisor who has specific experience with self-employed expats before you start viewing homes. Knowing your borrowing capacity in advance means you can act quickly and confidently when the right property appears — the same principle that applies to every buyer in Amsterdam’s competitive market. |
How Hendriks Housing Helps DAFT Visa Holders
We regularly work with American professionals on a DAFT visa who are looking to rent or buy in Amsterdam. We understand the specific challenges of this visa type — and we know how to position your application in the best possible light.
From identifying landlords who are open to self-employed internationals, to helping you prepare your file and guiding you through the full process — we handle the complexity so you can focus on finding the right home.
We offer a free personal intake for every new client. No obligations, no cure no pay.
